N6877 Briggs Rd
Holmen, WI 54636
$899,000
4 bd · 2.5 ba · 3,000 sqft · Listed 2d ago
View on Realtor.com →Year built
1996
Sqft
3,000
Lot sqft
162,043
HOA / mo
None
Furnished
No
List date
2026-09-29T00:21:00.000000Z
Revenue
Annual revenue
$30,823
ADR
$173
Occupancy
49%
Cleaning fees (12 mo)
$2,547
Confidence
Low (31.62), 9 comps
Comp revenue range (p25 / median / p75)
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 2.2 mi
Revenue $14,556ADR $195Occ ≈ 20%4.5★ (9)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 2.2 mi
Revenue $6,332ADR $180Occ ≈ 10%4.6★
Nature's Edge Cabin
House · 3 bd · 1 ba · sleeps 6 · 2.8 mi
Revenue $21,675ADR $214Occ ≈ 28%5★ (20)
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 2.8 mi
Revenue $57,445ADR $238Occ ≈ 66%4.7★ (30)
Cottage House on Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 2.8 mi
Revenue $24,452ADR $240Occ ≈ 28%4.7★ (42)
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 3.0 mi
Revenue $57,195ADR $502Occ ≈ 31%5★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House | 3 bd · 1 ba · sleeps 6 | $14,556 | $195 | 20% | 4.5★ (9) | 2.2 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $6,332 | $180 | 10% | 4.6★ | 2.2 mi | Vrbo |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $43,707 | $199 | 60% | 4.8★ (4) | 2.2 mi | AirbnbVrboBooking |
Cozy Corner Cottages 3 Bedroom House Rental House | 3 bd · 2 ba · sleeps 6 | $4,578 | $305 | 4% | 4.8★ (11) | 2.8 mi | AirbnbVrbo |
Nature's Edge Cabin House | 3 bd · 1 ba · sleeps 6 | $21,675 | $214 | 28% | 5★ (20) | 2.8 mi | Airbnb |
Northshore Getaway House | 4 bd · 2 ba · sleeps 6 | $57,445 | $238 | 66% | 4.7★ (30) | 2.8 mi | Airbnb |
Backwater hideaway. Big house with water access. House | 4 bd · 2.5 ba · sleeps 8 | $35,478 | $189 | 51% | 4.8★ (119) | 2.8 mi | AirbnbVrbo |
Cottage House on Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $24,452 | $240 | 28% | 4.7★ (42) | 2.8 mi | Airbnb |
NEW! The La Crosse Lodge Cabin | 3 bd · 2.5 ba · sleeps 6 | $57,195 | $502 | 31% | 5★ (17) | 3.0 mi | Airbnb |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$30,823
NOI
$7,030
Cash flow /mo
-$4,259
Cash needed
$283,710
Cash-on-cash
-18.0%
ROE (yr 1)
-6.4%
Cap rate
0.8%
DSCR
0.12
Year-1 write-off
$183,363
Year-1 tax shield @ 32%
$58,676
Year-1 return on equity
- Cash flow (annual)-$51,103
- Principal paydown$5,883
- Appreciation at%$26,970
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,165
- Platform fees (3% of revenue)$925
- Maintenance / capex (5% of revenue)$1,541
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,513
- Insurance (STR-rated)$4,450
Cash needed to close
- Down payment (25%)$224,750
- Closing costs (4.0%)$35,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$58,676
Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$730,000
Short-life (5/15-yr)
$159,000 · 22%
Year-1 deduction
$183,000
Year-1 tax shield @ 32%
$59,000
Land 19% (county tax record, assessed value split) · building $571,000 over 39 years · new furniture $23,000
Based on: 3,000 sq ft, built 1996, 4 bd / 2.5 ba, unfurnished, listing features (deck, fireplace).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $106,000 in year 1 (11% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,500
Kitchen cabinetsdefault
$12,400 new × 40% good × 2.72 allocation
- $11,000
Kitchen countertopsdefault
$10,100 new × 40% good × 2.72 allocation
- $5,700
Decorative trimdefault
$5,300 new × 40% good × 2.72 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.72 allocation
- $1,600
Shelvingdefault
$1,500 new × 40% good × 2.72 allocation
- $8,200
Window coverings (30)default
$7,500 new × 40% good × 2.72 allocation
- $8,400
Carpet, vinyl & laminate (40% of floors)default
$7,700 new × 40% good × 2.72 allocation
- $10,500
Kitchen & laundry equipment plumbingdefault
$9,600 new × 40% good × 2.72 allocation
- $6,300
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 40% good × 2.72 allocation
- $8,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.72 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $19,300
Paving: driveway & walks (paved)default
$14,200 new × 50% good × 2.72 allocation
- $14,900
Landscaping (typical)default
$10,900 new × 50% good × 2.72 allocation
- $4,000
Patiosdefault
$3,000 new × 50% good × 2.72 allocation
- $45,900
Decks & porches (attached)listing
$33,800 new × 50% good × 2.72 allocation
- $443,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$326,000 new × 50% good × 2.72 allocation
- $36,800
Building plumbing & fixturesdefault
$33,800 new × 40% good × 2.72 allocation
- $38,400
Building electrical & lightingdefault
$35,300 new × 40% good × 2.72 allocation
- $36,800
HVACdefault
$33,800 new × 40% good × 2.72 allocation
- $12,600
Hardwood & tile floorsdefault
$11,600 new × 40% good × 2.72 allocation
- $2,900
Fireplacelisting
$2,600 new × 40% good × 2.72 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $97,400 | $84,100 | $1,800 | $183,400 |
| 2 | $0 | $0 | $14,600 | $14,600 |
| 3 | $0 | $0 | $14,600 | $14,600 |
| 4 | $0 | $0 | $14,600 | $14,600 |
| 5 | $0 | $0 | $14,600 | $14,600 |
| 6+ | $0 | $0 | $510,800 | $510,800 |
| Total | $97,400 | $84,100 | $571,200 | $752,700 |
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
Rules differ by jurisdiction. The City of La Crosse requires a short-term rental license ($100 a year) once you rent more than 10 nights a year, plus a Wisconsin tourist rooming house license and inspection from the La Crosse County Health Department. We found no owner-occupancy rule or night cap in the city, but the license does NOT transfer to a new owner. Onalaska allows rentals with a city permit in some zoning districts, and unincorporated towns follow La Crosse County zoning, which has its own permit and day limits. Wisconsin law lets local governments restrict stays under 7 nights. Verify parcel eligibility with the city or county before you buy.